Table 19.501.2.A
Additional Yard Requirements
| |
---|---|
Major Street
|
Distance from Centerline
(plus yard requirements in zone)
|
Firwood Street (55th Ave. to Stanley Ave.)
|
25′
|
Harmony Road
|
40′
|
Harrison Street (Milwaukie Expressway to 44th Ave.)
|
40′
|
Harrison Street (Milwaukie Expressway to McLoughlin Blvd.)
|
30′
|
Harvey Street (32nd Ave. to 42nd Ave.)
|
25′
|
Howe Street (42nd Ave. to 43rd Ave.)
|
30′
|
Johnson Creek Boulevard
|
30′
|
King Road
|
40′
|
Linwood Avenue
|
40′
|
Lake Road
|
30′
|
Logus Road
|
25′
|
Monroe Street (52nd Ave. to Linwood Ave.)
|
30′
|
Oak Street
|
30′
|
Oatfield Road
|
30′
|
Ochoco Street
|
30′
|
Olsen Street
|
25′
|
Railroad Avenue
|
30′
|
River Road (south of Lark St.)
|
30′
|
Roswell Street (32nd Ave. to 42nd Ave.)
|
25′
|
Washington Street (west of Railroad Ave.)
|
30′
|
Willow Street (Windsor Dr. to Stanley Ave.)
|
25′
|
17th Avenue (Ochoco St. to McLoughlin Blvd.)
|
40′
|
32nd Avenue (north of Harrison St.)
|
30′
|
37th Avenue (Lake Rd. to Grogan Ave.)
|
25′
|
40th Avenue (Harvey St. to Railroad Ave.)
|
30′
|
42nd Avenue (Johnson Creek Blvd. to Howe St.)
|
30′
|
42nd Avenue (Harrison St. to King Rd.)
|
30′
|
43rd Avenue (Howe St. to King Rd.)
|
30′
|
55th Avenue (Firwood St. to Johnson Creek Blvd.)
|
25′
|
Table 19.502.2.A.1.a
Residential Accessory Structure Height and Footprint Standards
| |||
---|---|---|---|
Standard
|
Type A
|
Type B
|
Type C
|
Maximum building height
|
10'
|
15'
|
Lesser of 25' OR not taller than highest point of the primary
structure (allowed at least 15′ height regardless of primary
structure height)
|
Maximum building footprint
|
200 sq ft
|
600 sq ft
|
Lesser of 75% of primary structure OR 1,500 sq ft (allowed at
least 850 sq ft if lot area > 10,000 sq ft)
On lots less than 1 acre in area, maximum is 800 sq ft if any
portion of the structure is in the front yard.
|
Required rear yard
|
3 ft
|
5 ft
|
Base zone required rear yard
|
Required side yard
|
3 ft
|
5 ft
|
Base zone required side yard
|
Required street side yard
|
Base zone required street side yard
| ||
Required front yard
|
Not allowed in front yard unless the structure is at least 40
ft away from the front lot line.
|
Table 19.505.3.D
Multi-Unit Design Guidelines and Standards
| ||
---|---|---|
Design Element
|
Design Guideline (Discretionary Process)
|
Design Standard (Objective Process)
|
1. Private Open Space
|
The development should provide private open space for each dwelling
unit. Private open space should have direct access from the dwelling
unit and should be visually and/or physically separate from common
areas.
The development may provide common open space in lieu of private
opens space if the common open space is well designed, adequately
sized, and functionally similar to private open space.
|
Private open space (patios or balconies) shall be provided as
follows:
a. For each dwelling unit located on the ground floor, or within
5 ft of finished grade, a minimum of 96 sq ft of private open space,
with a minimum dimension of 5 ft.
b. For each dwelling unit located more than 5 ft above finished
grade, a minimum of 48 sq ft of private open space.
c. For each dwelling unit with private open space, the private
open space shall be directly accessible from the interior of the dwelling
unit.
d. Private open space shall be separated from common open space
and adjacent dwelling units through the use of landscaping, fencing,
or a wall.
|
2. Public Open Space
|
The development should provide sufficient open space for the
purpose of outdoor recreation, scenic amenity, or shared outdoor space
for people to gather.
|
Common open space shall be provided as follows:
a. For buildings with more than 5 dwelling units, a minimum
of 10% of the gross site area, or 750 sq ft, whichever is greater,
shall be designated as common open space.
b. The minimum dimension for any common open space shall be
20 ft.
c. Projects with 20 units or less shall provide at least 2 of
the following common open space features. Projects with more than
20 units shall provide at least 4 of the features: recreation area,
play fields, children's play area, sport courts, gardens, permanent
picnic tables, swimming pools, walking trails, pedestrian amenities,
or similar items.
d. If a development includes a children's play area, the play
area shall be located such that it is visible from at least 50% of
the abutting units. Play areas shall not be located within required
yards.
e. User amenities—such as tables, benches, trees, shrubs,
planter boxes, garden plots, drinking fountains, spas, or pool—may
be placed in the outdoor area.
|
3. Pedestrian Circulation
|
Site design should promote safe, direct, and usable pedestrian
facilities and connections throughout the development. Ground-floor
units should provide a clear transition from the public realm to the
private dwellings.
|
The on-site pedestrian circulation system shall include the
following:
a. Continuous connections between the primary buildings, streets
abutting the site, ground level entrances, common buildings, common
open space, vehicle and bicycle parking areas, and transit facilities
abutting the site.
b. At least 1 pedestrian connection to an abutting street frontage
for each 200 linear ft of street frontage.
c. Pedestrian walkways shall be separated from vehicle parking
and maneuvering areas by physical barriers such as planter strips,
raised curbs, or bollards.
d. Walkways shall be constructed with a hard surface material,
shall be permeable for stormwater, and shall be no less than 5 ft
wide. If adjacent to a parking area where vehicles will overhang the
walkway, a 7-ft-wide walkway shall be provided. The walkways shall
be separated from parking areas and internal driveways using curbing,
landscaping, or distinctive paving materials.
e. On-site walkways shall be lighted to an average 5/10-footcandle
level. Stairs or ramps shall be provided where necessary to provide
a direct route.
|
4. Vehicle and Bicycle Parking
|
Vehicle parking should be integrated into the site in a manner
that does not detract from the design of the building, the street
frontage, or the site. Bicycle parking should be secure, sheltered,
and conveniently located.
|
Parking for the development shall comply with the following:
a. On-site surface parking areas, garages, and vehicle maneuvering
areas shall not be located directly between the façade of a
primary building(s) and an abutting street right-of-way.
b. Parking located to the side of a dwelling structure shall
be limited to 50% of the linear frontage of that side. Drive aisles
without adjacent parking spaces do not count as parking areas for
purposes of this standard.
c. All garages that are part of the same structure that contains
dwelling units shall be located at least 4 ft behind the front building
façade.
d. See Section 19.609 for bicycle parking requirements.
|
5. Building Orientatio n & Entrances
|
Buildings should be located with the principal façade
oriented to the street or a street-facing open space such as a courtyard.
Building entrances should be well-defined and protect people from
the elements.
|
a. The primary building entry, or entries, for groundfloor units
shall face the street right-of-way or a central common open space.
Secondary entries may face parking lots or other interior site areas.
b. Building entrances shall be emphasized through the use of
features or elements such as recesses, projections, corner entries,
or landscape treatments.
c. For sites not on an arterial street, at least 50% of a site's
street frontage, excluding driveways, shall be occupied by buildings
that are located no further than 10 ft from the required setback line.
d. For sites on an arterial street, at least 50% of a site's
street frontage, excluding driveways, shall be occupied by buildings
that are located no further than 20 ft from the required setback line.
|
6. Building Façade Design
|
Changes in wall planes, layering, horizontal datums, vertical
datums, building materials, color, and/or fenestration shall be incorporated
to create simple and visually interesting buildings.
Windows and doors should be designed to create depth and shadows
and to emphasize wall thickness and give expression to residential
buildings.
Windows should be used to provide articulation to the façade
and visibility into the street.
Building façades shall be compatible with adjacent building
façades.
Garage doors shall be integrated into the design of the larger
façade in terms of color, scale, materials, and building style.
|
a. Street-facing building façades shall be divided into
wall planes. The wall plane on the exterior of each dwelling unit
shall be articulated by doing one or more of the following:
(1) Incorporating elements such as porches or decks into the
wall plane.
(2) Recessing the building a minimum of 2 ft deep x 6 ft long.
(3) Extending an architectural bay at least 2 ft from the primary
street-facing façade.
b. Windows and the glass portion(s) of doors with glazing shall
occupy a minimum of 25% of the total street-facing façade.
c. Buildings shall have a distinct base and top. The base of
the building (ground-floor level) shall be considered from grade to
12 ft above grade. The base shall be visually distinguished from the
top of the building by any of the following physical transitions:
a change in brick pattern, a change in surface or siding materials,
a change in color, or a change in the size or orientation of window
types.
d. To avoid long, monotonous, uninterrupted walls, buildings
shall incorporate exterior wall off-sets, projections and/or recesses.
At least 1 ft of horizontal variation shall be used at intervals of
40 ft or less along the building's primary façade on the ground-floor
level.
e. Blank, windowless walls in excess of 750 sq ft are prohibited
when facing a public street, unless required by the Building Code.
In instances where a blank wall exceeds 750 sq ft, it shall be articulated
or intensive landscaping shall be provided.
f. Garage doors shall be painted to match the color or color
palette used on the rest of the buildings.
|
7. Building Materials
|
Buildings should be constructed with architectural materials
that provide a sense of permanence and high quality.
Street-facing façades shall consist predominantly of
a simple palette of long-lasting materials such as brick, stone, stucco,
wood siding, and wood shingles.
A hierarchy of building materials shall be incorporated. The
materials shall be durable and reflect a sense of permanence and quality
of development.
Split-faced block and gypsum reinforced fiber concrete (for
trim elements) shall only be used in limited quantities.
Fencing shall be durable, maintainable, and attractive.
|
a. The following building materials are prohibited on street-facing
building façades and shall not collectively be used on more
than 35% of any other building façade:
(1) Vinyl PVC siding
(2) T-111 Plywood
(3) Exterior insulation finishing (EIFS)
(4) Corrugated metal
(5) Plain concrete or concrete block
(6) Spandrel glass
(7) Sheet pressboard
b. The following fence materials are prohibited.
(1) Plastic or vinyl
(2) Chain link
|
8. Landscapi ng
|
Landscaping of multi-unit developments should be used to provide
a canopy for open spaces and courtyards, and to buffer the development
from adjacent properties. Existing, healthy trees should be preserved
whenever possible. Landscape strategies that conserve water shall
be included. Hardscapes shall be shaded where possible, as a means
of reducing energy costs (heat island effect) and improving stormwater
management
|
a. For every 2,000 sq ft of site area, 1 tree shall be planted
or 1 existing tree shall be preserved. Preserved tree(s) must be at
least 6 inches in diameter at breast height (DBH) and cannot be listed
as a nuisance species in the Milwaukie Native Plant List.
b. Trees shall be planted to provide, within 5 years, canopy
coverage for at least 1/3 of any common open space or courtyard. Compliance
with this standard is based on the expected growth of the selected
trees.
c. On sites with a side or rear lot line that abuts an R-MD
Zone, landscaping, or a combination of fencing and landscaping, shall
be used to provide a sightobscuring screen 6 ft high along the abutting
property line. Landscaping used for screening must attain the 6 ft
height within 24 months of planting.
d. For projects with more than 20 units:
(1) Any irrigation system shall minimize water use by incorporating
a rain sensor, rotor irrigation heads, or a drip irrigation system.
(2) To reduce the "heat island" effect, highly reflective paving
materials with a solar reflective index of at least 29 shall be used
on at least 25% of hardscape surfaces.
|
9. Screening
|
Mechanical equipment, garbage collection areas, and other site
equipment and utilities should be screened so they are not visible
from the street and public or private open spaces. Screening should
be visually compatible with other architectural elements in the development.
|
Mechanical and communication equipment and outdoor garbage and
recycling areas shall be screened so they are not visible from streets
and other groundlevel private open space and common open spaces.
a. Appropriate screening for rooftop equipment includes parapet
walls or architecturally compatible fabricated enclosures such as
panels and walls.
(1) The Planning Director may require a review of rooftop equipment
screening by requesting sight line studies.
(2) Solar energy systems are exempt from this requirement.
b. Utilities such as transformers, heating and cooling, electric
meters, and other utility equipment shall be not be located within
5 ft of a front entrance and shall be screened with sight-obscuring
materials.
|
10. Recycling Areas
|
Recycling areas should be appropriately sized to accommodate
the amount of recyclable materials generated by residents. Areas should
be located such that they provide convenient access for residents
and for waste and recycling haulers. Recycling areas located outdoors
should be appropriately screened or located so that they are not prominent
features viewed from the street.
|
A recycling area or recycling areas within a multi-unit development
shall meet the following standards.
a. The recycling collection area must provide containers to
accept the following recyclable materials: glass, newspaper, corrugated
cardboard, tin, and aluminum.
b. The recycling collection area must be located at least as
close to the dwelling units as the closest garbage collection/container
area.
c. Recycling containers must be covered by either a roof or
weatherproof lids.
d. The recycling collection area must have a collection capacity
of at least 100 cu ft in size for every 10 dwelling units or portion
thereof.
e. The recycling collection area must be accessible to collection
service personnel between the hours of 6:00 a.m. and 6:00 p.m.
f. The recycling collection area and containers must be labeled,
to indicate the type and location of materials accepted, and properly
maintained to ensure continued use by tenants.
g. Fire Department approval will be required for the recycling
collection area.
h. Review and comment for the recycling collection area will
be required from the appropriate franchise collection service.
|
11. Sustainability
|
Multi-unit development should optimize energy efficiency by
designing for building orientation for passive heat gain, shading,
day-lighting, and natural ventilation. Sustainable materials, particularly
those with recycled content, should be used whenever possible. Sustainable
architectural elements shall be incorporated to increase occupant
health and maximize a building's positive impact on the environment.
When appropriate to the context, buildings should be placed
on the site giving consideration to optimum solar orientation. Methods
for providing summer shading for south-facing walls, and the implementation
of photovoltaic systems on the south-facing area of the roof, are
to be considered.
|
In order to promote more sustainable development, multi-unit
developments shall incorporate the following elements.
a. Building orientation that does not preclude utilization of
solar panels, or an ecoroof on at least 20% of the total roof surfaces.
b. Windows that are operable by building occupants.
c. Window orientation, natural shading, and/or sunshades to
limit summer sun and to allow for winter sun penetration.
d. Projects with more than 20 units shall incorporate at least
2 of the following elements:
(1) A vegetated ecoroof for a minimum of 30% of the total roof
surface.
(2) For a minimum of 75% of the total roof surface, a white
roof with a Solar Reflectance Index (SRI) of 78 or higher if the roof
has a 3/12 roof pitch or less, or SRI of 29 or higher if the roof
has a roof pitch greater than 3/12.
(3) A system that collects rainwater for reuse Onsite (e.g.,
site irrigation) for a minimum of 50% of the total roof surface.
(4) An integrated solar panel system for a minimum of 30% of
the total roof or building surface.
(5) Orientation of the long axis of the building within 30 degrees
of the true east-west axis, with unobstructed solar access to the
south wall and roof.
(6) Windows located to take advantage of passive solar collection
and include architectural shading devices (such as window overhangs)
that reduce summer heat gain while encouraging passive solar heating
in the winter.
|
12. Privacy Considerations
|
Multi-unit development should consider the privacy of, and sight
lines to, adjacent residential properties, and be oriented and/or
screened to maximize the privacy of surrounding residences.
|
In order to protect the privacy of adjacent properties, multiunit
developments shall incorporate the following elements:
a. The placement of balconies above the first story shall not
create a direct line of sight into the living spaces or backyards
of adjacent residential properties.
b. Where windows on a multi-unit development are within 30 ft
of windows on adjacent residences, windows on the multi-unit development
shall be offset so the panes do not overlap windows on adjacent residences,
when measured at right angles. Windows are allowed to overlap if they
are opaque, such as frosted windows, or placed at the top third of
the wall, measured from floor to ceiling height in the multi-unit
unit.
|
13. Safety
|
Multi-unit development should be designed to maximize visual
surveillance, create defensible spaces, and define access to and from
the site. Lighting should be provided that is adequate for safety
and surveillance, while not imposing lighting impacts to nearby properties.
The site should be generally consistent with the principles of Crime
Prevention Through Environmental Design:
• Natural Surveillance: Areas where people and their activities
can be readily observed.
• Natural Access Control: Guide how people come to and
from a space through careful placement of entrances, landscaping,
fences, and lighting.
• Territorial Reinforcement: Increased definition of space
improves proprietary concern and reinforces social control.
|
a. At least 70% of the street or common open space frontage
shall be visible from the following areas on 1 or more dwelling units:
a front door; a ground-floor window (except a garage window); or a
second-story window placed no higher than 3.5 ft from the floor to
the bottom of the windowsill.
b. All outdoor common open spaces and streets shall be visible
from 50% of the units that face it. A unit meets this criterion when
at least 1 window of a frequently used room—such as a kitchen,
living room and dining room, but not bedroom or bathroom—faces
a common open space or street.
c. Uses on the site shall be illuminated as follows:
(1) Parking and loading areas: 0.5 footcandle minimum.
(2) Walkways: 0.5 footcandle minimum and average of 1.5 footcandles.
(3) Building entrances: 1 footcandle minimum with an average
of 3.5 footcandles, except that secondary entrances may have an average
of 2.0 footcandles.
d. Maximum illumination at the property line shall not exceed
0.5 footcandles. However, where a site abuts a nonresidential district,
maximum illumination at the property line shall not exceed 1 footcandle.
This standard applies to adjacent properties across a public right-of-way.
e. Developments shall use full cut-off lighting fixtures to
avoid off-site lighting, night sky pollution, and shining lights into
residential units.
|
Table 19.505.4.C.1
Cottage Cluster Development Standards
| ||
---|---|---|
Standards
|
R-MD
|
R-HD, GMU, NMU, SMU
|
A. Home Types
| ||
1. Building types allowed, minimum and maximum number per cluster
|
Detached and Attached cottages 3 minimum 12 maximum dwelling
units
|
Detached and Attached cottages 3 minimum 12 maximum dwelling
units
|
B. Home Size
| ||
1. Max building footprint per dwelling unit
|
900 sf
| |
2. Max average floor area per dwelling unit
|
1,400 sf
| |
C. Height
| ||
1. Max height
|
25 ft or 2 stories, whichever is greater
| |
2. Max structure height between 5 & 10 ft of rear lot line
|
15 ft
| |
3. Max height to eaves facing common green
|
1.618 times the narrowest average width between two closest
buildings
| |
D. Setbacks, Separations, and Encroachments
| ||
1. Separation between structures (minimum)
|
6 ft
| |
2. Side and rear site setbacks
|
5 ft
| |
3. Front site setback (minimum)
|
10 ft
| |
4. Front site setback (Maximum)
|
20 ft
| |
5. Separation between clusters (minimum)
|
10 ft
| |
E. Impervious Area, Vegetated Area
| ||
1. Impervious area (maximum)
|
60%
|
65%
|
2. Vegetated site area (minimum)
|
35%
|
35%
|
F. Community and Common Space
| ||
1. Community building footprint (maximum)1
|
1,000 sf
|
1,000 sf
|
2. Common Space
|
19.505.4.E.2
|
19.505.4.E.2
|
G. Parking (see also 19.505.4.E.4)
| ||
1. Automobile parking spaces per dwelling unit (maximum)
|
See MMC Section 19.605
|
See MMC Section 19.605
|
2. Bicycle Parking spaces per dwelling unit (minimum)
|
See MMC Section 19.609
|
1
|
Use of an existing home, per Subsection 19.505.4.E.4, as the
community building is exempt from this standard. Community buildings
are not required in a cottage cluster development.
|
Table 19.505.7.C.3
Commercial Exterior Building Materials
| |
---|---|
Material Type
|
Nonresidential and Mixed-Use
|
Brick
|
P
|
Stone/masonry
|
P
|
Stucco
|
P
|
Glass (transparent, spandrel)
|
P
|
Concrete (poured in place or precast)
|
P
|
Finished wood, wood veneers, and wood siding
|
S
|
Finished metal panels—such as anodized aluminum, stainless
steel, or copper—featuring polished, brushed, or patina finish
|
S
|
Concrete blocks with integral color (ground, polished, or glazed
finish)
|
S
|
Fiber-reinforced cement siding and panels
|
S
|
Ceramic tile
|
S
|
Concrete blocks with integral color (split-face finish)
|
A
|
Standing seam and corrugated metal
|
A
|
Glass block
|
A
|
Vegetated wall panels or trellises
|
A
|
Vinyl siding
|
N
|
Exterior insulation finishing system (EIFS)
|
N
|
Plywood paneling
|
N
|
P =
|
Primary material
|
S =
|
Secondary material
|
A =
|
Accent material
|
N =
|
Prohibited material
|
Table 19.508.4.A.2.a.(1)
Minimum Frontage Occupancy Requirements
| ||
---|---|---|
Block Faces1
|
Minimum Frontage Occupancy Requirement
|
Notes
|
Main Street
|
90%
|
If the development site has frontage on Main Street and another
street, the frontage occupancy requirement must be met on Main Street
only.
|
Secondary Streets (Harrison Street, Monroe Street, Washington
Street, Adams Street, and 21st Avenue)
|
75%
|
If the development site has frontage on one of the streets listed
here and another street where neither frontage is on Main Street,
the frontage occupancy requirement must be met on the streets listed
here only.
|
Tertiary Streets (All others)
|
50%
|
|
1.
|
As illustrated in Figure 19.508.4.A.2.a, which controls in the
instance of a conflict with the street names as listed here.
|
Table 19.508.4.C.2
Exterior Building Materials for Street-Facing Façades
| ||
---|---|---|
|
Allowed Status of Material
P = Primary
S = Secondary
A = Accent
R = Review needed
X = Prohibited
| |
Material Type
|
Ground Floor
(First story down to sidewalk grade)
|
Upper Floors
|
Brick or brick veneer
|
P
|
P
|
Architectural concrete block or veneer
|
P
|
S
|
Architectural treated poured in place concrete
|
P
|
S
|
Tilt-up concrete walls (finished)
|
P
|
P
|
Pre-cast concrete
|
P
|
P
|
Stone veneer (natural or manufactured)
|
A-R
|
A-R
|
Stucco (topcoat with sand finish)
|
P
|
P
|
Exterior insulation finishing system (EIFS) or other synthetic
stucco panels
|
P-R
|
P-R
|
Metal siding = Finished metal panels (e.g., anodized aluminum,
stainless steel, copper) featuring a polished, brushed, or patina
finish
|
P
|
P
|
Composite wall panels
|
P
|
P
|
Ceramic tile
|
A
|
S
|
Finished natural wood siding and composite wood siding
|
A
|
A
|
Fiber-reinforced cement siding and panels (5/16-in or thicker)
|
A
|
P
|
Through color reinforced cement siding and panels
|
A
|
S
|
Glazing (refer to Façade Transparency element)
|
P
|
P
|
Vinyl siding
|
X
|
X
|
Plywood paneling
|
X
|
X
|
Plastic or vinyl fencing
|
X
|
X
|
Chain-link fencing
|
X
|
X
|
Table 19.508.4.C.2.a.(1)
Façade Coverage Materials Requirements
| |||
---|---|---|---|
Façade Type
|
Primary Materials
(Minimum)
|
Secondary Materials
(Maximum)
|
Accent Materials
(Maximum)
|
Ground-floor façades
|
90%
|
n/a
|
10%
|
Upper-floor façades
|
65%
|
35%
|
10%
|
Height bonus eligibility shall be verified at the time of building
permit submittal and shall be contingent upon a green building certification
submittal. The height bonus may be binding under a development agreement
and height bonus awards may be revoked, and/or other permits or approvals
may be withheld, if the project fails to achieve the required energy
reduction and/or certification.
|